ITEM B2 TITLE: APPLICATION 2005/519 CONVERSION/EXTENSION OF MILL BUILDING B TO CREATE 18 APARTMENTS, DEMOLITION OF OTHER BUILDINGS AND ERECTION OF 28 HOUSES KEARNS MILL, COWPE ROAD, COWPE TO/ON: DEVELOPMENT CONTROL COMMITTEE - 6 DECEMBER 2005 BY: TEAM MANAGER DEVELOPMENT CONTROL APPLICANT : HURSTWOODS DEVELOPMENTS DETERMINATION EXPIRY DATE : 2 DECEMBER 2005 Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights: - Article 8 The right to respect for private and family life, home and correspondence. Article 1 of Protocol 1 The right of peaceful enjoyment of possessions and protection of property. Site This application relates to a site of approx 1.8ha in area at the head of Cowpe Brook valley. The site is occupied by a series of traditional stone-built mill buildings, with later alterations/additions and other ancillary buildings, totalling 10,300 sq m of floorspace. Besides these buildings, which vary in height up to 3-storeys, there is a 50m high chimney stack and a lodge which occupies broadly a third of the site. This complex is prominent as viewed from Cowpe Road, to which the application site has a 300m frontage on the north side, from a lane running along its west side and from the rising open land around it. From the lodge flows a watercourse which is for the most part culverted as it runs through the application site, with Mill Building B bridging over it. This building is located close to the lodge, measures 23m x 35m x 14m in height, with accommodation on three floors, stone-walls and a series of hipped-pitched roofs. To its west side is attached a 2-storey addition, clad in corrugated sheeting. 8x8 by 2008 31 The applicant advises that the premises are now vacant, use as a dye works having ceased recently. As the site is approached down Cowpe Road a number of terraces of houses are passed, whilst there are other dwellings and farms scattered across the landscape of this essentially rural area to the south of Waterfoot. Proposal Permission is sought to : • Demolish the majority of buildings on the site, together with the chimney, to leave only Building B. • To convert Building B to 18 apartments, entailing principally : removal of the addition clad in corrugated sheeting; conversion of the ground floor to provide car parking for for 18 vehicles; the two floors above to contain apartments around a central atrium, with a 14mx 14m extension of modern design to the east side which is topped by penthouse with a gull-wing roof projecting above the height of the existing building. • To be served off the same access road as the apartments are to be 13 new detached and semi-detached houses of 3-storey construction. • Further to the east another cul-de-sac is to be constructed around which 14 more detached and semi-detached houses of 3-storey construction are to be arranged. • At the eastern tip of the site another 3-storey dwelling is to be erected, taking direct access from Cowpe Road. • Retain the existing lodge as an amenity for residents and anglers, whilst also enhancing its wildlife value. The application is accompanied by a number of documents, namely : 1. A Marketing Report indicates that in their present condition there is little prospect of finding employment occupiers for other than the ground floor space within the various buildings, and it could only command a very low rental. 2. Structural Reports express the view that the condition of the chimney stack has deteriorated to the point it is beyond repair and the other traditional buildings are either in equally poor physical condition or beyond economic repair. 3. An Ecological Report indicates that evidence was found in one of the buildings to be demolished of use by a Tawny Owl, whilst three buildings provide opportunities for bats to roost, though none were found. 4. A Land Contamination Report details the history of past working of the site, findings from borehole and other surveys and makes recommendations about the remediation of the site necessary for its residential development. 5. A Flood Risk Assessment proposes the measures needing to be taken to ensure that neither future occupiers of the site or existing neighbours will be endangered. 6. A Design Statement setting out the principles which have guided the design of the scheme now submitted, in order to ensure it provides residential units attractive to present needs, providing for sympathetic conversion of Building B and new-build units that complement it and the rural-setting. 8x8 by 2008 32 7. A Traffic Appraisal that shows the proposed development will not generate traffic-movements beyond those that the authorised use of the existing buildings could generate, with the benefit of a reduction in lorries. In support of the application the applicant states that : • “The proposal comprises a commercially balanced mix of conversion and new building. The retention of one of the main elements of the existing mill will make provision for its conversion to 18no apartments, whilst on the footprint of the cleared site of the remainder will be erected 28 new houses. To ensure a quality development which blends with its attractive surroundings as well as serving the interests of sustainability, the facing stonework from the demolished buildings will be retained for use throughout the new development.” • The proposal entails ‘brownfield’ development and will deliver a positive and substantial local regenerative impact, with attendant enhancement of the areas image and attractiveness. • They are willing to make a contribution of £25,000 towards the provision of a new bus shelter/a new bus and bus services serving Cowpe, together with a contribution of £53,000 towards improvement of Cowpe Community Hall. Relevant Development Control History This application is a re-submission of 2004/662, which was withdrawn. Consultation Responses LCC (Planning) : HOUSING POLICY It objects to the application on the basis that the proposed residential units are contrary to Policy 12 of the adopted Structure Plan as they will contribute to housing over-supply within the borough. TRANSPORT The proposed development does not comply with the adopted ‘Parking Standards’. The “Parking Standards” indicate that for residential properties in excess of 30 dwellings 1.5 parking spaces per dwelling should be provided per dwelling. Policy 1b) of the Structure Plan requires development to contribute to achieving high accessibility for all by walking, cycling and public transport. The scheduled bus service to Cowpe has recently been withdrawn. The only bus service is the Dial A Ride service. The site has poor accessibility and is not in line with this Policy. Accessibility should be enhanced if the development is to meet the requirements of Policy 1b) of the aJLSP. It is recommended that the development should contribute £1,000 per dwelling to support the operation of the Dial A Bus service. This would provide the necessary public transport link from this development into Rawtenstall. ARCHAEOLOGY No objection. However, it recommends a condition to require recording of the architectural/historical interest of the buildings occupying the site prior to any demolition works. 8x8 by 2008 33 LCC(Highways) It is satisfied that the submitted Traffic Appraisal properly models the likely traffic- movements from the proposed development. It raises no objection to the application subject to the Applicant : a) Contributing £20,000 to partially-fund construction of a mini-roundabout at the junction of Cowpe Road with Bacup Road, where there is an existing accident-cluster. b) Contributing £15,000 for works at points on Cowpe Road to improve pedestrian safety (eg signs, lines and footway-construction where the footway is presently lacking). c) Contributing £35,000 towards the promotion of dial-a-ride bus services, to address the deficiencies in accessibility of the area by sustainable means of travel. Environment Agency The Environment Agency originally had objection to the submitted scheme but, having received further information, has withdrawn that objection. It recommends a number of conditions in order that the site is remediated in a manner that will satisfactorily protect the river and future residents from harm, and the scheme incorporates the measures necessary to guard residents against unacceptable flood risk. United Utilities No objection in principle. Notification Responses Comments have been received from the occupiers of 26 properties. Four express support for the proposal for the following reasons : 1. Favour housing development to industrial units, entailing less of an increase in traffic. 2. This is the best use for a site which is becoming a derelict eyesore. Twenty four express objection for the following reasons : 1. There is no need for more housing in Cowpe or Rossendale, and the proposed houses will not be affordable by local people. 2. As the village of Cowpe presently has 112 houses the addition of 46 more dwellings will profoundly change its appearance and community. 3. The infrastructure of the area (in terms of sewers, gas, electric & schools) is insufficient to support a development of the scale proposed. 4. The proposal will exacerbate existing problems with drains and flooding. 5. This is not a scheme of sympathetic conversion of part of Rossendale’s proud industrial heritage - demolishing all but one building and the chimney, and providing a substantial element of new-build of modern appearance, which is not in-keeping. 6. The new buildings spread across a greater area than those to be demolished and are to be 3-storey, although the surrounding residential properties are mostly 2-storey terraced. 7. Comparison of the proposed traffic generation of this development with that of the existing mill buildings in full use is spurious as the mill has not generated significant traffic for 20 years and the existing buildings are not likely to do so again.